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February 15, 2007

Wall St. Wish List Comes to an End on the Open Bay

115 Gerard Drive, East Hampton

So here comes the last entry in the "Wall St. Wishlist" before I head to mexico for the week. SO...Looking for open bay front in East Hampton? Check out the location of this property.

The Cottages

Two totally decked-out cottages. 3 beds, 2 baths, 2200 sq. ft., .44 acres.

Bath Room

See? Totally decked out. Listed at $2.1 million. Pricey for a couple of cottages? Maybe. But this is also unique and probably ideal for someone somehow. Listing with Corcoran since January.

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February 14, 2007

The Koi of Leroy

Leroy Estate, Amagansett

Can someone tell me why the 14 acre Leroy estate hasn't sold? Seems like a unique, incomparable non-waterfront setting with all of the amenities. IS it the subdivision for the rest of the land? Listing with Sothebys for $9.25 million. Been on the market at one price or another since '04.

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February 13, 2007

Say Hay Beach! Shelter Island

5 Point Lane, Shelter Island

So you are REALLY looking for peace and quiet in an idyllic watery setting? Try this Shelter Island contemporary on the open bay at 5 Point Lane.

Living Room View

3,000 sq. ft., 3 bed, 3 bath with full basement, fireplace, 2 car garage, and heated gunite pool on 2.26 bayfront acres. Check out that view.

Bedroom

Overlooking Hay Beach and designed by Norman Jaffe, the house also has high-end finshes and appliances. Has to be seen to be appreciated. Been on and off the market for years in the $3 million range. Listing with Corcoran for $3.15 since April '06. Maybe there is a deal to be cut here.

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February 12, 2007

Mediterranean at 196 Wyandanch Lane

Southampton Estate Section

You want to be in the estate section, on a pond, near the ocean, and need room for 9 cars but not tennis. Maybe you are European and want a villa and not a traditional farm house? This is a beauty.

Closer Look

Almost 9,000 sq. ft., 6 bed, 7.5 bath, big big garage, Gunite Pool and Spa. Private. Specimen trees, etc. on 2 acres. Gary Depersia has the Listing with Corcoran for $13.95 million. On the market since September. This is the kind of place that maybe someone is specifically looking for and that's why the price may hold into the selling season.

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February 11, 2007

In the Palma of your Hand in EHV

Palma Terrace - East Hampton Village

This once unfashionable, regular guy street between Cedar and Newtown Lane is representative of the escalating value of East Hampton Village Homes.

31 Palma Terrace

Remember my review of 31 Palma Terrace? Ultimate glass-encased modern, 5 bed 5.5 bath, 4,600 sq. ft. including the finished basement on .38 acres. the most high end of finshes (excluding some elements in the basement). Gorgeous. Very cool house. See October 29th entry. Still on the market for $3.4m. And still the hands down winner on this street.

33 Palma Terrace

Check out the next door neighbors. 5 bed, 3.5 bath, 3,300 sq. ft. traditional built in 1960 on .38 acres with gunite pool. Asking $2.795m. Listing with Prudential since October.

7 Palma Terrace

This is a 2200 sq. ft. traditional with 4 beds, 3 baths and a fireplace buolt in 1950 on .37 acres for $1.295. Seems like you'd come out ahead with a total re-do than by buying 33 Palma. Listing with Corcoran.

46 Palma Terrace

And this farm-style home was built in 2005 seemingly on spec. It's 2500 sq. ft. 4 bed, 4 bath, a fireplace, viking stove and sub-zero fridge on .35 acres with heated gunite pool. Seems like the pick of the litter at $1.9 million although sits on the corner of Cedar (a very busy street) and Palma. Put it in the middle of the block and it's likely to fare favorably to 33 Palma even up.

Conclusion

However you slice it, this neighborhood and EHV continues to turn over towards the higher end. If 33 can sell near asking, you'd have to consider 7 an excellent buy.

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February 10, 2007

Foxy Farmhouse, Southampton Village

71 Fox Hollow Lane, Southampton

For the less fashionable neighborhoods in Southampton village between County Rd. 39 and Hill St., take a look at what's going on in East Hampton Village and feel good about your respective value. At $1.85m, this is better than anything you can find in the north-of-the-highway neighborhoods around Cedar St. in EHV.

The Porch

Stats: 2200 sq. ft. farmhouse with 3 beds, 2.5 baths, on .5 acres with heated pool, detached garage/guest house, private, landscaped, lovely. Listing with, who else, Corcoran. And listen to this, down from $3.495 million just this past May! Ha ha. You think the agenct thought they could sell at that price when signing up the client?

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February 09, 2007

Bonkers in Bridgehampton

280 Highland Terrace, Bridgehampton

Ok, so I've been reluctant to throw that dud out there for a multitude of reasons, but here is one that just seems inconceivably overpriced. It's got some nice views in sitting between farm fields and the Bridgehampton golf course, but at $9.5 million, you can do better for yourself than this 1997 house on 2.2 acres closer to 27 than the ocean.Listing with Sothebys since last May.

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February 08, 2007

Victorian Bridgehamptonian

112 Sagaponack Rd., Bridgehampton

Listed at around $3 million for the past year and a half, the market has decided that this property is not a deal. But at what price will or should it go? It's an enviable, authentic, country Victorian. Renovated with 4 beds, 2 baths, wraparound porch, central air, gunite pool and sits on a reserve south-of-thehighway. My guess is that Sagaponack rd. is a bit of a thorough fare as one of two connectors between Ocean and Sagg Main roads. Put this on a on a little side street nearby and $3 is probably attainable. Oops, upon 2nd look, looks like the owners will wait until the market heats up a little more. Now available for rent only. $75k for the season. Check out the Listing with Corcoran.

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February 07, 2007

Frankly Scarlett, I don't give a damn how much it costs.

200 Rose Hill Rd., Water Mill

Not many of you are looking for that full, formally furnished south-of-the- highway plantation house with pool and tennis. But for those who are, here it is. Indian slaves not included.

A nice spot for sipping mint juleps

The house is 5,500 sq. ft., 6 bed, 7.5 bath, with gunite pool and tennis court on 2.3 acres adjacent to a reserve.

Thanks for the furniture Queen Anne!

Furniture and fixtures included. So if this is your bag, head on over to Donna Oplinger at Corcoran who has the Listing for $5.95 million. A deal? I have no idea, but it's a nice house on a nice street in a nice setting and definitely unique for this neck of the woods.

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February 06, 2007

651 Butter Lane, Bridgehampton

Think of the Possibilities

This one's been sitting out there for $2.2 million since last march. Basically, an old house and a couple of barns on 2.6 acres with beautiful farmfield vistas.

Barns and Water Tower

Someone will snap this up fast once it hits $2m. Nice street, nice setting. Listing with Jack Zito at Corcoran.

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February 05, 2007

Wall St. Wish List Returns - To the Water on Mill Pond

88 Mill Pond Lane, Watermill - In Contract
So why am I including this 3800 sq. ft. 4 bed, 3 bath French chateau on .5 acres with a gunite pool and 128 ft. of water frontage on Mill Pond if it's already in contract?

Pretty
Because at $2.75 for a really decent house with some top-of-the-line amenities in an incredible waterfront setting that includes a nature sanctuary, sunsets and boating, this has to be some kind of benchmark deal. Down from $3.5 this past July. Listing with Megan Darby at corcoran.

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January 24, 2007

The Glove(r)s Come off for another Sag Harbor Battle

Another Sag Battle? Not So Much at 120 vs. 122 Glover

#120, at the bottom of Glover, shares a driveway with 122 Glover, which sits behind it. Both are on the market, even sharing an open house date last week. Click picture above for an expanded view. Note: from this angle, you cannot tell that 120 is a high-end cedar-shingled traditional renovation and that 122 is in need of bulldozing or a gut renovation.

120 Glover St.

What's interesting about 120 is that it's been on the market since October '05 with barely a price budge at $2.25 million. It's possible that the Sag Harbor buyer doesn't want this kind of traditional cedar-shingled renovation that is happening all over the Hamptons. The Sag Harbor buyer might want somehting a little more historical. It's also possible that this house is in a wet area. Regardless, it is a beautiful house inside and out. See the Listing with Cee Scott Brown at Corcoran.

The View From 122 Glover to 120 Glover

What's interesting about 122 Glover is what a natural extension the property would be for 120 Glover. Other than that, it's going to be a tough sell. Why?

The Yard at 122 Glover

The house is surrounded by if not sitting in wetlands. Any kind of renovation or rebuild would include major bldg. department approval and a house raise. 122 needs to cut a deal with the buyers of 120. Otherwise, I think they are in trouble.

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January 23, 2007

Sag Harbor Park Battle

3 vs. 7 Montauk Extension

Check out this delightful little park around which a development of houses has and continues to be built back behind Pierson High School. I don't watch Desperate Housewives, but this seems like that kind of idyllic setting. Click the satellite image above for a closer look. Photo taken before the house were built, but i put them in their approximate locations.

3 Montauk Extension

First up, 3,600 sq. ft. post-modern colonial, built in 2004 with gas heat, central air, 4 bed, 3 bath, gourmet kitchen, finished basement, fireplace, 2-car garage, heated gunite pool with spa on .5 acres and Listing with Mary Ann Cinelli at Corcroan for $1.795 million.

7 Montauk Extension

Next up and next door (until the woods btwn them is cleared and #5 goes up) is this 3,700 sq. ft. farmhouse built in 2006 with 4 beds, 3.5 baths, fireplace, full unfinished basement, and 2 car garage on .6 acres and Listing with Jane Babcock at Corcoran.

More after the break...

read on ... "Sag Harbor Park Battle" »

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January 22, 2007

High Profile in Sag Harbor

31 Hampton St., Sag Harbor, NY

Anyone who has driven into or out of Sag Harbor via rte 114 during the past year has noticed this gorgeous Hampton street renovation. And all of us have said, "Wow that's an incredible house; too bad it's sitting out there in the open for the world to watch as they drive by. And then we all watched in horror when they put in a swimming pool out on the highway side. Ugh. Well there was some price at which this incredible renovation of a Federal House that was converted into a Victorian at soem point along the way of it's history. I'm told it has an accepted offer at the $2 million asking price if not a signed contract. The developer should have left the pool out, put 14 ft. Leyland Cypress trees around the property and sold it for another $500k. This is a meticulous and truly historical renovation, inside and out. Listing Here with Corcoran. On the market since June. Still maybe a chance to get what will amount to a sure thing in the long run.

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January 21, 2007

North Haven Bird Battle

6 vs. 9 Sea Gull Hill Rd.

Two houses on a street off the North Haven traffic circle- one on the water and one across the street. Click the map above for a better view. Let the battle begin...

6 Sea Gull Hill Rd.

Fighting out of the blue corner comes this 3,400 sq. ft. cedar-shingled traditional with 4 beds, 4.5 baths, landscaped, irrigated, central air, 2 car garage, fireplace, viking-sub-zero bosch kitchen, and of course, directly on the water with incredible sunset views, on 1 acre. Listing with Carl Marino at Agawam for $2.8 million.

9 Sea Gull Hill Rd.

And fighting out of the green corner is this 4500 sq. ft. cedar-shingled post-modern upisde down house with 4 beds, 3 baths, a fireplace, 1 car garage, a multitude of decks, gourmet kitchen, and a heated gunite pool on .85 acres with spectacular waterviews. Listing with Nancy and Ben Achenbach at Corcoran for $2.495 million.

More after the break...

read on ... "North Haven Bird Battle" »

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Rah Rah Rawson!

23 Rawson Rd., North Haven

Here's a unique and beautiful, 7800 sq. ft. traditional with bayviews. It's one lot away from the open bay and has all the amenities with a sandy, private association beach. What's so great about this house is that it's a renovation and extension of a 1930s cottage with resulting nooks and crannies, and stairwells, and rooms that you wouldn't think are there. 3 totally separate living and sleeping areas in the house.

One of many Sitting Rooms

There are 7 beds, 6.5 baths plus servants quarters, heated gunite pool with jacuzzi and outdoor shower, 3 car garage with apt. and kitchen above, finished walkout basement, fireplaces, decks, media room. blah blah blah.

View from Master Bedroom

Here's the view from the master bedroom's deck. Renovation going up in front of it but not too big and the view is still very much there. A sunset view too.

Bird's Eye

WHAT'S not so great about this house is that it is 7,800 sq. ft. on one measly acre. Why do people do that? I guess that's why the price is down to $3.8 million down from $4.25. Been on the market about a year. Still, the feel is pretty open. SO, If you want a monster mint house with real character, sunset waterviews and steps to your own beach, then this is the one for you. Another Mala Sander at Corcoran Listing.

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January 20, 2007

The "Eagle's Nest" - Great Deal in Sag Harbor

34 Rolling Hill Ct. East, Sag Harbor

Check out this crazy 4 bed, 2.5 bath, 2200 sq. ft. contemporary with full basement, 1 fireplace, with heated vinyl pool and outdoor shower on .64 acres.

Back of the House

It's outside Sag Harbor Village in one of those unfancy and thus undervalued suburban developments off brick kiln rd. Check out the deck action!

Living Room

Here's a lame photo of the top floor living room. It's an upside down house. See something special happening here? Click the photo to enlarge.

Pseudo Waterview

Well here's the view to the right of those windows in the photo above. That blue stuff you can sort of see in the background is the water. It's probable that those trees can be cut down for a more direct view.

Panoramic Sunset View

But here is the real deal with this house, which I will now christen "The Eagle's Nest". The views here are panoramic. Straight out to the sunset. Cheesy house in an undervalued neighborhood, but incredible views. I'd guess $300k to renovate and flip. Otherwise, a great place to fix up and raise your family in the Sag Harbor school distric. Check out the listing here. Asking $850,000, represented by Sara Butler from Coldwell Banker.

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January 19, 2007

One More in EHV

65 Dayton Lane, East Hampton Village

If you liked the 2 story cape at 55 Mill Hill the other day, check out this very similar listing over on Dayton. Same 2 story cape, 1700 sq. ft. 4 bed, 2 bath, fireplace, full basement, .19 acres and room for small pool. No garage here though.

The Street

Same kind of cute little street, maybe a tad less upscale, but same proximity to the village on the same side of the tracks.

On the Inside

Inside, this one has a little more charm, with wainscoting throughout the house. It's liveable in the interim. Note: there is a buildable lot behind this house, which can sort of see in the picture. For now, it's a nice little field.

Bird's Eye

Here's the view from the sky. Click the pic for a better look. The most significant difference between this and 55 Mill Hill is the price. 65 Dayton is asking $400k less! This one is also debbie Brenneman's at Corcoran (26 Mill Hill) , so she is doubly competing with 55 Mill Hill. Listing Here

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January 18, 2007

Surfer's Paradise in Montauk

687 Old Montauk Hwy, Montauk

SO you're a real surfer. Ditch Plains is where you need to be. Well here's an opportunity to see and hear the surf conditions from your bedroom window. Click on the picture for a closer look.

The Cottage

This is the 2 bedroom 1 bath cottage of about 850 sq. ft. on .38 acres where you'd be living while you prepared to renovate. (Approved plans and permits in place for a 3,000 sq. ft. house come with the deal.)

The Studio

And here is the adjacent studio with it's own bathroom where you could work on your art, wax your boards, smoke pot, whatever.

The Ocean

Smell the salt in the air? This property is a beautiful oasis and opportunity for $1.4 million. Someone will jump at it. Jan Nelson at Prudential has the Listing Here.

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January 17, 2007

Mill Hill Lane, East Hampton Village

Can't you hear the birds chirping?

This is the view from the bottom of bucolic Mill Hill to the cemetary and Village Green across rte. 27. Very charming, very village, and the perfect setting for "before" and "after" home renovations for sale.

26 Mill Hill Lane, East Hampton Village

Let's start here at this cute, unassuming, cedar-shingled ranch. But inside....

26 Mill Hill Lane, Kitchen

this house is xxx mint, all the way. It's 1600 sq. ft. including finished basement, 2 bed, 2 bath with fireplace on .15 acres. Being offered at $1.575 million by debbie Brenneman at Corcoran. Is this price insane? On some level, yes, but I will say that if you're looking for a low maintenance little crib in East Hampton for your high flying lifestyle, you won't find a nicer one on a nicer street than this. Perfect for some single banker who's too busy to deal with a big house and pool. This may not go for asking, but it will go. If you build it, they will come. Listing here.

Heading Up Mill Hill

Now let's travel up the street, where the houses and properties get a little newer and bigger, yet somehow somewhat less desirable (as we travel from the Village Green).

55 Mill Hill Lane, East Hampton Village

This 2 story cape is 1700 sq. ft. all above ground, with 3 beds, 2 baths, 1 fireplace, and a detached 2 car garage on .19 acres with room for a small pool. Unrenovated.

Back of 55 Mill Hill

Looks a little nicer from the back. 55 Mill Hill is either a major re-do or a tear-down with greater size and property potential than 26. They are asking $2.1 million, which would put someone close to $3mil when all is said and done. Is this insane too? I have no idea. I will tell you that a broker, Evan Kulman at Corcoran, bought it, and if the house that he built, lived in, and recently sold on Joshua's Path is any indication of real estate aptitude, then he has it. Not going for listing though. Listing is here.

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January 16, 2007

No-Brainer in North Wainscott

14 Merchants Path, Wainscott

Located in Wainscott North, this traditionally-styled contemporary boasts 3,000 sq. ft., 4 beds, 3.5 baths. with fireplace and garage on 5 acres with heated vinyl pool and an all-weather tennis court. Listing for under $2million!

Back of the House

This is one of those houses that should have gone a little more traditional and high-end, a' la gunite pool, and full upstairs, had the builders just known...

Living Room

But it's really open and airy inside. All the bathrooms are really nice too.

More after the jump...

read on ... "No-Brainer in North Wainscott" »

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January 15, 2007

Wall St. Wish List Day I: Righteous on Ruggs Path

373 Ruggs Path, Sag Harbor (Noyac area)

This one has to be a deal. I'm sure that someone can tell me why it isn't, but this is a great house and property to buy if you like wooded privacy and Sag Harbor. Incidentally, I spent some time on Ruggs path when my friend was in a share there. It was dusty dirty then, but is paved now. The street also seems to be a shortcut into the The Bridge Country Club, which I'll tally as a negative, despite this evidence that Ruggs Path is moving up in the world. SO... from the front, nothing too fancy. Nice traditional. nice long driveway and nice bluestone work.

Back of House

Here's the back of the house from the other side of the hedged pool area. Again, nothing special. Nice traditional style similar to the front of the house.

Pool House

Ah, but here's a separate poolhouse with kitchen and bathroom. That's always nice.

Back Yard

And Check out the yard on the far side of the pool.

Birds' Eye

Here's the bird's eye view and the stas: 3200 sq. ft. not including full basement, 4 bed, 3.5 bath, fireplace, 2 car garage, pool/guest house, heated pool on 2.2 acres for $1.695m. Listing with Scott Bortzner at corcoran. On the market since May. Not sure why noone's bit here.

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January 04, 2007

300 Hill St. Blues- Kilmer Closes for $1.725m

300 Hill Street

The Post reported this morning that Catesby Kilmer, the socialite secretary who went to jail for stealing from her boss, Howard Gittes, has sold her house on Hill St. to pay her restitution. Amazingly, the house, as seen below, only fetched $1.725 million. Hill St. is obviously busy, but this is a steal. Move this house/property 2 blocks south and it goes for $10 million no questions asked. It's already been pulled down from Prudential's system. Laura Nigro had the listing.

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December 22, 2006

Sag Harbor Bay Front

48-52 John St., Sag Harbor

The last Sag Harbor property I reviewed, I pulled down after the broker threatened to sue me. Anyway, unlike that Las Vegas-inspired opportunity (which wasn't a terrible proposition) , here's a classy, country-cozy, 1 house and 3 cottages on 2 adjacent properties.

From the Heavens

It's in a perfect location on a quintessentially beautiful Sag Harbor bay front street.

The View

So this has yet to officially hit the market, but the proposed asking price is criminally high. So let's not get into the details of all that; let's enjoy the wondrous setting that is John Street. Check out houses surrounding this listing...I've nicknamed them.

Hawthorne

Melville

Bates

Christmas

The Colony

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December 20, 2006

If You Are Into Horses...

425 Watermill Towd Road

Here's one that's worth a look-see if riding horses is your bag. Currently listed at $3.45m down from $4.75m over a year ago.

Back of the House

Almost 10 acres, renovated 4,000 sq. ft. 4 bed 4 bath, with heated gunite pool, 5 stall barn, 5 paddocks, a professional riding ring, and sits adjacent to the Southampton trail system. If you can afford this, you can find a better "HOUSE" opportunity, but i don't think a better "HORSE" opportunity. SO it's all about that and most likely worth the investment. Listing with Michaela Keszler at Prudential.

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December 05, 2006

Ready for Picking in the Northwest

6 Grape Arbor Lane

In every real estate reviewer's life, there comes a time when an inconceivable opportunity stands before them- a house or property of such magnificence at such a reasonable price that they have to squint to parse the believability before conjuring just how much they can raise to make an instant offer...

View from the Heavens

Well this isn't one of those times, but here is a great house that has to be a great deal if you are looking for privacy, quality, and size in East Hampton.

Back of House

We're talking 6,000 sq. ft. stucco art deco with traditional lines on 1.4 acres abutting reserve on a private cul-de-sac street with 6 beds, 6 baths, a great great room, beautiful finishes and detailing, gunite pool with pool house, fireplace, two car garage, finished basement, etc.

Dining Room

See the nice built-in cabinets with trim. The house is filled with this detailing.

Back of House

I've got a friend looking for a house with privacy in the Northwest woods for under $2 million. Sadly, I am doing him a disservice by listing this one here. It is a beauty at $1.95. Been on the market for over 6 months. I'll bet you could close for around $1.8. Great house, great deal. Listing with Lorraine Berger at Corcoran.

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December 04, 2006

A Deal on Bull Path?

21 Bull Path, East Hampton, Northwest

You know how they refer to Bull Path as "Prestigious" Bull Path? That's a nice bit of marketing. It's a nice street and all, but aren't there others that are less travelled and more deserving of the "prestigious" moniker? Regardless, people want to own here, so this house/property seems like a deal. Built in 1990, it's a traditionally-styled contemporary on 2 acres, 3,000 sq. ft., 3 beds, 2 baths, one fireplace, a gunite pool, and modern amenities including a chef's kitchen and renovated master bath.

Great Room

Originally listed in March at around $1.8 million and recently dropped to $1.48 after a stop at $1.69. So what's up? Well, there seems to be a little street/riding path that runs directly through the driveway and back around the house. Not sure what kind if traffic this gets, but this property can't be overly private. Seems like they could use another bathroom too. Still, 2 acres with gunite pool on Bull Path for under $1.5? Should go soon... Listing with Barbara Blumberg at Corcoran.

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November 22, 2006

Modern Gem in North Sea

29 Towd Point Rd., Southampton

You have to admire Hubie Frowein, a fashion photographer turned real estate developer and broker, for this beautiful, modern beach house he's created out of an old cottage, nestled between Noyac Rd. and North Sea Harbor.

Living Room

Wrapped in natural cedar, It's 3,500 sq. ft. on .7 acres, 5 bedrooms, 4.5 baths, bamboo flooors, modern european fixtures, mahogany courtyard and decking, gunite pool, outdoor fireplace, 2 car garage, and partial water views. It's open and bright, a really beautiful place to live. He has the listing at $2.295 million with Engel & Volkers.

Pool

What's striking about this listing is the more modest neighborhood around which this property lies. Mostly cottages and regular-guy homes, excluding a few big-buck babies on the surrounding water. And it's really close to Noyac rd. It will be interesting to see how this one plays out. If well, then I will be calling Hubie a visionary.

Upstate Farm

FYI, if you've got $2.25 to spend and are looking for something a little bigger than .7 acres, check out this 78 acre farm in Millbrook, about as far as the Hamptons is from NYC in upstate NY. Check out the listing if you want to feel bad about what you are getting for your money here on the east end.

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November 15, 2006

Southampton Village Stunner

100 Duck Pond Ln., Southampton Village

Looking for a traditional house in Southampton Village near the beach? Your looking at 6,500 sq. ft. on almost 2 acres, 6 bedrooms (2 masters), 5.5 baths, two living rooms, a media/disco room (disco ball and mirrored walls), beautiful lawn and gardens surrounding the house, gunite pool with sandstone terrace (won't burn your feet when it's hot), indooor and outdoor dining, service entrance. First-rate original high-end details.

View from Above

I'm not sure if this is considered "estate section" or not; it's just up the street from Old Town Beach. The property is pie-shaped and located in the upper left hand corner of the google map above. If it's not considered estate section, then the $10 million price tag is out of the question. If it is though, and this is where you need to be, I'd take this over the Ox Pasture House I reviewed a couple of months ago, even without all of the modern doodads that house posessed. This house is the real Hamptons deal even if it is overpriced. Has to be seen to understand. Listing with Brooke Corton at Corcoran.

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November 06, 2006

Another One in Shinnecock Hills

141 Middle Pond Rd., Shinnecock Hills

It seems like there are deals to be had in Shinnecock Hills these days. I think "the Hills" (tm SpecHampton, 2006) would be a great place to live. 5 minutes to Southampton or Hampton Bays; close to, in view of, or on the water; 20 minutes to Riverhead, and a good hour closer to the city than East Hampton on a normal traffic-filled day. Anyway, drive on up to this south-of-the-highway paradise, just a stone's throw from a semi-private beach on 1.5 private, gorgeously landscaped acres with tennis, free-form gunite pool, koi pond, outdoor sound system, lighting, and multiple outdoor seating areas surrounding the house.

The House

The house itself is a funky 1981 contemporary, built the same year that Diana Ross and Lionel Richie ruled the charts with Endless Love. Feel free to sing that in your head while touring the colorful 3,000 sq. ft. with circular staircase running off of a great greatroom. It's got 6 bedrooms, 5.5 baths, a landscaped wrap-around terrace, and while the basement and top floor need an overhaul, the main living area has some impressive finishes, especially in the kitchen and master bed and bath. There are also plans in place for a 2,000 sq. ft addition to the top of the house that would offer pretty close waterviews. More after the break...

read on ... "Another One in Shinnecock Hills" »

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October 29, 2006

Modern Gem in East Hampton Village

31 Palma Terrace

A bold modern masterpiece has risen on this humble side street between Cedar St. and Newtown Lane. The audacity of that statement mirrors the balls that this home's builder must be packing to put a top of the line glass showcase amidst a neighborhood of primarily aging old ranches.

Kitchen

we are talking 5 bedrooms, 5.5 baths, 4,600 sq. ft. including the finished basement on .38 acres with an infinity gunite pool avec waterfall, encased in glass and the highest end finishes and full amenities like radiant floors, media room, gym, built-in plasmas throughout, fireplaces, a reflecting pool, and stone and slate and bamboo from top to bottom. The house is being advertised as being inspired by a vintage Mercedes Roadster, which incidientally is sitting in the garage as a throw-in for the potential purchaser.

Bedroom

While some of the finishes in the basement don't really live up to the standards of the rest of the house (they seem to have run out of gas at the finish line), this house is remarkable and not just from the stark contrast from it's neighbors. If you are bullish about the longterm prospects of East Hampton's most ordinary neighborhoods, then this may be a reasonable investment. But at $3.4 million (not including the custom-made furniture), this house is a bit risky. Regardless, it would be an amazing place to live and a must see. I think someone will buy it at some price that will make the builders happy that they blazed this trail. Listed with Elisabeth Mills at Corcoran

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October 18, 2006

One of Many on Butter Lane

699 Butter Lane, Bridgehampton

As one of 8 houses currently available on beautiful Butter Lane in North-of-the-Highway Bridgehampton, 699, stands out not for it's classy combo of traditional barn and contemporary styling. It's not the 1 acre, 3 bedrooms, 2.5 baths, 2000 sq. ft., gunite pool, open farmfield vistas either...

From the Back

It's the fact that this house is completely surrounded by the school formerly known as the Morriss Center which was formerly known as Hampton Country Day, but is now known as the Ross School. Not next to the school but surrounded on all sides. Too bad the Morriss Center went out of business for the owner of this house. They would have been the obvious buyer, and noone knows the Ross School's longterm plan for the campus. You'd think they'd want to be consolidated up on Goodfriend, and then who knows who happens. I laughed when i first saw this listing but then thought, if you aren't home during the weekdays, you've got an otherwise really quiet neighbor, a lot of privacy, and an exceptionally beautiful setting. Listed with Barbara Stone at Prudential at $2.175m down from $2.3. Could be a deal for someone. (I'm often around during the weekdays and like to walk around naked, so living next to a school wouldn't be fair to the kids. I'd take a pass.)

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October 07, 2006

Bay Haven Manor

25 South Harbor Drive, North Haven

This house is the real deal. Early 1900s, 3,300 sq. ft., 5 bedroom 2.5 bath, on 1.2 acres with period details including coffered ceilings, moldings, built-ins, and stained glass. There is a separate artist's studio, spacious 1st and second floor covered decks, an enclosed porch, and a full, unfinished basement. It's very private and across the street from the water, with deeded access to Shelter Island sound. I"m naming this property "Belle of the Bay". It's got compound potential.

From the Other Side

The house and property need a major renovation, I'd guess somewhere between $500k and $1 million to make it mint, but this incredible old home (and fancy yet low-key neighborhood) merits the investment. This is the kind of shingled-traditional that serves as the model for what builders and buyers are seeking in the Hamptons.

Artist's Loft

Another great listing from Susan Sprott of Schneider who sold a beauty on Madison St. in Sag Harbor Village earlier in the year, and also has one of the current best listings in the village still available on Hampton St. Remarkably and of note, this house was on the market for $2.75 million in July, a reduction from the current price of $1.2 million or more than 40% in 2 months. Anyone seen a bigger markdown in such a short period of time?

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September 18, 2006

Sagaponack Oceanfront

35 Gibson Lane, Sagaponack

Check out this Sotheby's Listing on Gibson beach. It's a 1400 sq. ft. oceanfront on .77 acres, pretty small, but I am sure expandable either up or back. It's listed for only $7.35 million.

35 Gibson Lane, Sagaponack

So what's the catch? There are a few other oceanfronts in the $25 million range on the market in Sagaponack, one around $20, and another at $12- obviously at varying degrees of house and property size. But those are big spreads. So take a look at the picture above. Then imagine a gigantic wave crashing over this house and pulling it out to sea. Maybe that's the wildcard, god forbid. But if it happens out here, it's likely to be in Sagaponack based on last Winter's close call.... Still, if you had the money...would you?

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September 13, 2006

Cool Contemporary off Deerfield

35 Deerwood Path

I'll be honest. I'm not exactly sure what constitutes a deal in this stalemate of a hamptons real estate market. So let's not worry about it. Let's get off the beaten path and over to Deerwood Path where this Danilo Silvestrin designed and furnished contemporary shouts out, "I'm tired of high-end renovated country-shingled traditionals, and I'm not gonna take it anymore!"

the front

It's a private, 4 bed, 4 marble-bathed, 3,400 sq. ft. that is all about the open, windowed wall of wonderment. On 1.2 sloping acres (worth grading to flat), a gunite pool, and a serious 2nd floor deck. The appliances need updating, but if you like this kind of thing, it is very cool and comfortable feeling inside. Probably a little pricey at $1.7, but i hear there is some negotiability. Listing with Michaela Keszler at Prudential.

Some more pics after the jump...

read on ... "Cool Contemporary off Deerfield" »

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August 29, 2006

Property, Pool, Tennis - Under $1.5 mil. in East Hampton

95 Old Northwest Road, East Hampton

This open 2300 sq. ft. contemporary sits on 3.87 acres in the Northwest Woods. It's got 4 bedrooms, 2.5 baths, central air, 2 fireplaces (one in the master), basement with wine cellar, an 18 x 36 vinyl pool, and an all-weather tennis court. There isn't any lawn to speak of but there is a lot of room to clear and lay one down. It's very private, except for the junky house with laundry hanging outside as you drive in. It's sort of the once-stylish, now-lameish contemporary that Hamptonites don't love but really aren't so bad. That's why it hasn't moved. But with the land and the tennis court, this house/property is a steal. Some inventive designer or architect, I'm sure, could turn this into a gem. They should have put $30k into lawn and landscaping before putting on the market.

The High View
	Here's the Listing with Devlin McNiff.
The broker on this house is JR Kuneth at Devlin McNiff. He is incredibly knowledgeable about the market. If you are looking for a house, i highly recommend him. Seems very honest, and again, is well-studied. I was so impressed by JR, in fact, that I offered him a free ad on SpecHampton when i launched. The bosses at Devlin declined however. Seems that they don't like to get involved in new ventures. How long will JR remain at Devlin? That's the question about which everyone in hamptons real estate is wondering... A few more pictures after the jump...

read on ... "Property, Pool, Tennis - Under $1.5 mil. in East Hampton" »

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August 21, 2006

Elegant Simplicity in Springs

63 Talmage Farm Lane

My friends are selling their house in Springs, so that they can move to Sag Harbor where the schools are better. The house is a 2000 sq. ft., 3 bed, 3 bath and impeccably styled & detailed: wide-plank hardwood floors, top of the line kitchen and baths, shutters, french doors, incredible stone fireplace, mahogany deck, covered porch, gunite pool, 2 car garage. They've got almost an acre. It's really mint. If i had to criticize this house for the sake of editorial integrity, i'd say it probably should be 1,000 sq. ft. bigger. Otherwise, checking out the comps in Springs, you can find bigger houses in this price range but not nicer ones. So if you've got a small family and want to live like the Hamptons in this price range, this is the way to go. Listing with Allan Schneider.

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August 18, 2006

Southampton Estate Section - Open House on Ox Pasture

110 Ox Pasture Rd.

So you want to live in the estate section of Southampton? So do a lot of people, if you consider the teeming masses swarming to this Ox Pasture open house last week as an indication of demand. While navigating the crowds, I tried to guess which ones could actually afford this absolutely stunning combination of traditional and modern. And that led me to wonder whether I would pay the listed $10.8 million for this incredible 5,600 sq. ft., absolutely unique, minty mint house or find something with a little more than 1.9 landlocked acres in perhaps the fanciest neighborhood in the Hamptons. Is this a question of Value or of Values? I think the latter. See more of this beauty at the Allan Schneider listing for 110 Ox Pasture.

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August 07, 2006

Shinnecock Hills - Surrounded by Water

153 Little Neck Rd., Shinnecock Hills

This 2400 sq. ft. beach house on .51 acres in Shinnecock Hills is a mint renovation, top to bottom, completely surrounded by water. While the house isn't huge, if you want to be out on the water in Southampton, I can't imagine that there is a better listing for under $3 mil. It may be the nicest house in the hood, but at $2.85 million, you will not lose your money unless the bay washes the house away.

Satellite View
	Here's the Listing with Alexis Mayer at Corcoran.
Incidentally, the broker mentioned that this property is actually gaining beachfront, not losing it. The satellite photo suggests otherwise, but that may be tide-related. (It's the house at the end of the point.) More after the jump...

read on ... "Shinnecock Hills - Surrounded by Water" »

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July 26, 2006

Parsonage Lane- For Sale

The lazy, pastoral beauty of Parsonage Lane, running between Sagg Main and Town Line roads, masks the current frenzy of real estate speculation occurring there. It's the 3rd cross street up from the beach. We'll start our tour from Ocean Rd. and head east. Let's get to the action...More after the jump:

read on ... "Parsonage Lane- For Sale" »

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July 25, 2006

Middleweight Spec House Battle

386 vs. 390 Mecox Rd.- Bridgehampton

Today we've got a bare-knuckled Bridgehampton brawl between neighboring spec houses from different builders. Regardless of the outcome, there is one thing, I'm sure, upon which we can all agree. These houses are a definite improvement over the plain ol' farmfield that used to occupy this land! Let the battle begin...

386 Mecox Rd., Bridgehampton
	Allan Schneider's Commission #1
Weighing in at $4,295,000, this 6,000 sq. ft. cedar-shingled traditional sits on 1.47 acres and boasts 6 bedrooms, 6.5 baths, 2 fireplaces, 2 car garage, central air, a gunite pool, sprinkler system, a full unfinished basement, alarm system, central stereo, and lots of other stuff. Built by Napoleon Realty:

390 Mecox Rd., Bridgehampton
	Allan Schneider's Commission #2
Weighing in at only $3,875,000, this 6,200 sq. ft. cedar-shingled traditional sits on 1.3 acres and boasts 6 bedrooms, 6.5 baths, 4 fireplaces, 2 car garage, central air, a gunite pool, sprinkler system, a full unfinished basement, alarm system, and lots of other stuff too. Built by Ocean Air Development:

On paper, these houses are obviously very similar. Early nod goes to 390 simply by virtue of price . Battle continues after the jump...

read on ... "Middleweight Spec House Battle" »

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July 18, 2006

Great House in the Northwest

Check out this listing at 14 Harvest Lane.

All the way up in the Northwest, just 200' from 3 Mile Harbor:

	Here's the listing with Corcoran: Great Property in the Northwest
In a nutshell: $999k, 3 bedroom, 3 bath, cedar shake, on .6 acres, with 3 fireplaces, sun room, cement pool, beautiful guest house, a sweeping lawn with mature plantings, bluestone patio and walkways, central air, sunroom, mooring rights. Best house i've seen in the price range.

More after the jump...

read on ... "Great House in the Northwest" »

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July 16, 2006

Lightweight Battle in North Sea

50 Kennedy Dr. vs. 142 Marys Lane

Our match today pits a Kennedy Drive veteran (on the market since 10/05) against a Marys Lane newcomer. We won't be pulling punches, so let the games begin:

50 Kennedy Drive
	Allan Schneider's Hidden Treasure
Weighing in at $649,000, this 1520 sq. ft. contemporary sits on .6 acres and boasts 3 bedrooms, 2 baths, central air, sprinkler system, and a fireplace:

142 Marys Lane
	Jim McLauchlen's Spacious Family Home
Weighing in at $750,000, this 1400 sq. ft. ranch sits on .92 acres and boasts 3 bedrooms, 2 baths, a full basement, fireplace, central air, and 1 car garage.

Kennedy jumps out to a slight early lead - Kennedy has a nicer house for $100k less. Mary Lane's property is 1/3 bigger. Both seem equally expandable. Battle continues after the jump...

read on ... "Lightweight Battle in North Sea" »

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